Services Building Condition Assessments-City of Winnipeg Community Centre-Arenas

Full Title: Professional Consulting Services - Building Condition Assessments - City of Winnipeg Community Centre - Arenas

D3.          SCOPE OF SERVICES

D3.1        The Services required under this Contract shall consist of professional consulting 
services for a comprehensive Building Condition Assessment (BCA) along with recommendations for 
maintenance, repairs, upgrades and related construction cost estimates of nine (9) City of Winnipeg 
Community Centre-Arenas in accordance with the following:
(a)   Review of existing building data and maintenance history documentation for all disciplines 
provided by the Project Manager and representatives from each building, site investigations, 
non-destructive testing methods and meeting with facility administration and key maintenance 
personnel;
(b)   The Consultant shall prepare a detailed report comprised of the following components:
(i)     Structural conditions, including but not limited to foundations, floors, columns, 
loadbearing walls and building envelope (exterior walls, exterior door/windows, roofing structure);
(ii)     Thermographic scanning of building envelope to observe temperature differentials on 
building elevations with areas that are consistent with air leakage, inadequate insulation or wet 
insulation;
(iii)     Mechanical components, including but not limited to heating and ventilation systems, 
controls, refrigeration system (Ammonia/Freon Ice Plant), de-humidification systems, domestic 
hot/cold water systems, sanitary waste and vents, fire protection,  generator fuel systems;
(iv)     Electrical components, including but not limited to electrical distribution systems, 
emergency power, general lighting, lighting controls, access control systems, fire egress signage, 
fire alarm systems, elevators and/or lifts;
(v)     Architectural components, including but not limited to flooring materials, interior 
windows/doors, door hardware, ceilings, interior walls and millwork;
(vi)     Life Safety & Accessibility, including but not limited to roof fall arrest system, fire 
extinguishers, exit stairwells, change/locker rooms, washrooms, universal washrooms, 
elevators/lifts, hazardous materials; and
(vii)     Energy audits, including but not limited to reducing energy consumption, building utility 
costs, existing peak electricity and identify strategies to move to low carbon energy sources.
(c)    Further to D3.1, the consultant team is recommended to attend two (2) community centre- 
arenas site investigations in order to accurately assess and document observations of existing 
conditions;
(d)   The nine (9) Community Centre – Arenas which are part of the RFP No. 570-2023 include the 
following sites with applicable building areas and addresses:
(i)     Allard Arena (30,059 sf)                                             80 Allard Avenue
(ii)     Dakota C.C. - Sportsplex (65,843 sf)                         1188 Dakota Street
(iii)     Garden City C.C. - Multiplex Arena (102,047 sf)       745 Kingsbury Avenue
(iv)     Gateway C.C. - Arena (55,790 sf)                              1717 Gateway Road
(v)     Glenwood C.C. - Arena (24,771 sf)                            27 Overton Street
(vi)     Maples C.C. - Multiplex (27,557 sf)                            454 Adsum Drive
(vii)     Richmond Kings C.C. - Arena (24,348 sf)                  666 Silverstone Avenue
(viii)     St. Norbert C.C. - Arena (28,097 sf)                          3450 Pembina Highway
(ix)     West Kildonan Memorial C.C. - Arena (25,951 sf)     346 Perth Avenue
(e)   Consulting team personnel will be required to obtain and maintain Security Clearances as 
identified in Part E, for the duration of the assignment;
(f)    Existing asbestos containing material inventory listing and associated drawings shall be 
provided to the successful bidder by the Project Manager.
(g)   An estimate of the deferred maintenance and update calculations of the Facility Condition 
Index (FCI), addressing existing deficiencies (maintenance needs) only;
(h)   An estimate of the Requirement Index (RI) which covers a facility need or deficient 
conditions that should be addressed, including deferred maintenance, grandfathered code building 
issues and building equipment needs;
(i)     A final draft copy of the complete detailed report is to be submitted for review and 
feedback to the Project Manager and City of Winnipeg team personnel prior to the final deliverable.
D3.1.1             The Services required under D3 shall be in accordance with the City’s Project 
Management Manual http://winnipeg.ca/infrastructure/asset-management- 
program/templates-manuals.stm#2  and templates http://winnipeg.ca/infrastructure/asset- 
management-program/templates-manuals.stm#4 . Notwithstanding the foregoing, the Consultant is being 
engaged by the City for their professional expertise; the Consultant shall bring to the Project 
Manager’s attention any aspect of the City’s Project Management
mplates which the Consultant is of the opinion is not consistent with good ry practice.

D3.2        PART A - BUILDING CONDITION ASSESSMENT
(a)   The Consultant is to perform a comprehensive Building Condition Assessment (BCA) of the 
specified buildings.  Investigation shall be through visual, non-destructive site reviews and 
review of all available supporting documentation (drawings, specifications, maintenance history).  
The purpose of the BCA is to facilitate a better understanding of the true extent of required 
upgrades of the specified buildings.  Based on the age of the various buildings many building 
systems and components will have exceeded their expected lifespan.  This is a common reality among 
the City’s building inventory.  The Consultant is expected to document observed conditions and 
provide informed opinions regarding a realistic remaining lifespan of all building components.
(b)   The assessment shall evaluate the existing condition of Architectural, Structural, Mechanical 
and Electrical components, systems and services.  Note that where systems and services are shared 
or interconnected with the community centre, it may be necessary to evaluate areas occupied by the 
community centre.
(c)    The Consultant’s personnel shall require and maintain Security Clearances as identified in 
Part E, for the duration of the assignment.
(d)   The content and format of the Building Condition Assessment (BCA) shall be in conformance 
with ‘Protocols for Building Condition Assessment’ published by the National Research Council.

D3.3        PART B - CODE COMPLIANCE REVIEW
(a)   It is understood that all applicable codes and standards have been updated and/or introduced 
since the time of the facilities construction.  For the purposes of this assessment, the Consultant 
is to assume that the intended future major Occupancies within the facilities shall be Group A, 
Division 3.
(b)   The report is to provide a comprehensive assessment with respect to compliance with present 
codes and standards including:
(i)     Winnipeg Building Bylaw
(ii)     Manitoba Building Code
(iii)     National Fire Code of Canada
(iv)     National Plumbing Code
(v)     CSA C22.1 Canadian Electrical Code
(vi)     2015 City of Winnipeg Accessibility Design Standards (WADS)
(c)    Similar to the Building Condition Assessment, the Consultant shall exercise professional 
judgement and discretion in determining the feasibility of achieving compliance with current codes 
or standards.  The purpose of this Code Compliance Review is to identify existing conditions that 
do not comply with current code(s) and the extent of upgrades required to achieve compliance.  In 
each case, the Consultant shall include applicable code reference(s).
(d)   Compliance with the WADS applies to all City-owned and City-occupied spaces.  The assessment 
shall identify any shortcomings related to compliance with this standard. Compliance with WADS is 
considered mandatory, and no exemptions or legacy clauses (grandfather clauses) shall apply.  
Certain exemptions will be permitted where it is “technically not feasible” to comply.  In such 
cases, solutions based on ‘equivalent facilitation’ may be proposed (refer to 2015 CWADS: p. 25).
(e)   While certain building code violations are likely to be permitted to continue under a 
grandfather clause, these conditions that represent risks to occupant safety or heath must not be 
ignored.  Remedial work to rectify these conditions is to be described in the Facility Renewal 
Plan, complete with cost estimates.
(f)    For each non-compliant condition, the Consultant is to determine:
(i)     The degree to which the condition represents a risk to occupant safety (if any);
(ii)     Whether the condition will be permitted to remain under a legacy clause. The Consultant 
will be required to provide a detailed assessment of such conditions. In cases where the Winnipeg 
Building By-law is not clear, consultation and clarification with the Authority Having Jurisdiction 
may be necessary;
(iii)     Class 4 estimate of the cost for upgrades necessary to achieve compliance with present 
code.  This estimate is to be included regardless of whether a condition is likely to be permitted 
under legacy clause.

D3.4        The following shall apply to the Services:
(a)   Universal Design Policy 
http://clkapps.winnipeg.ca/DMIS/DocExt/ViewDoc.asp?DocumentTypeId=2&DocId=3604
(b)   Efficiency Manitoba Energy Audit Program - ASHRAE Level 2 or 3 audits for eligible commercial 
buildings
https://efficiencymb.ca/business/commercial-energy-audit-program/.

D3.5   PART C FACILITY RENEWAL PLAN
(a)   With findings from the Building Condition Assessment (Part A) and the Code Compliance Review 
(Part B), the Consultant shall prepare a Facility Renewal Plan.  The Plan is to include an 
inventory of the building components and systems along with an indication of their respective age 
and condition.  The assessment for each component shall include:
(i) Installation date (if available). If unknown, indicate the approximate age of each component;
(ii) Estimated remaining service life. Beyond the date of installation and life expectancy, this estimate should be informed by the present condition and maintenance history for each component;
(iii) Anticipated cost for major repairs or maintenance. The Consultant is to identify and prioritize repairs or maintenance expenditures based on degree of importance and long-term cost/benefit evaluation. Recommendations for required repairs or maintenance work shall be categorized as follows:

(i)     Short Term Recommendations (within 1-2 years) – High priority for repairs and maintenance 
including mandatory work in order to comply with applicable codes, regulatory issues and standards.
(ii)     Medium Term Recommendations (3-5 years) – Repairs required to address deterioration of 
building components that do not present an immediate safety hazard and/or will not result in a 
significant increase in deterioration if deferred.
(iii)     Long Term Recommendations (5-10 years) – Repairs required to address ongoing or low-risk 
deterioration, replacement of end service-life components, and/or to improve durability of the 
building.
(iv)     Long Term Considerations/Recommended Improvements (not time critical) – Optional work 
including recommended improvements presented for future consideration and planning.
(b)   Certain building upgrades will result in improved energy performance.  In such instances, the 
Consultant shall include an estimate of the proposed payback period for consideration.
(c)    The Consultant is to exercise professional judgement in recommending the cost-effective 
solutions.

D3.6        PART D - COST ESTIMATES
(a)   Consultant shall prepare detailed cost estimates for proposed maintenance, repairs and 
upgrades as presented in the Facility Renewal Plan.
(b)   Provide separate Class 4 construction cost estimates for maintenance and repair work as 
identified in Parts A and B, summarized in Part C Facility Renewal Plan (D3.5).
(c)    Costs in each estimate shall be presented in current construction market pricing (without 
escalation).  Present this information in a Table Format, as per the attached template.
(d)   All cost estimates are to be prepared by a Professional Quantity Surveyor.
(e)   Class 4 Cost Estimate Classification shall be in accordance with AACE International 
Recommended Practices.
(f)    The Services required under D3 shall be in accordance with the City’s Project Management 
Manual http://winnipeg.ca/infrastructure/asset-management- program/templats-manuals.stm#2 and 
templates http://winnipeg.ca/infrastructure/asset- management-program/templates-manuals.stm#4. 
Notwithstanding the foregoing, the Consultant is being engaged by the City for its professional 
expertise; the Consultant shall bring to the Project Manager’s attention any aspect of the City’s 
Project Management
mplates which the Consultant is of the opinion is not consistent with good industry practice.

D3.7 PART E - ENERGY AUDITS
(a) Buildings represent one of the largest sources of greenhouse gas (GHG) emissions in Winnipeg, accounting for 44.4 percent of community-wide emissions in 2022. At the corporate level, City facilities accounted for 34 percent of overall energy use and 21 percent of emissions. Most building emissions at the community-wide and corporate levels come from the use of natural gas for heating purposes.
(b) OurWinnipeg 2045 sets out the City’s climate target of net zero emissions by 2050 which aligns with federal and international targets. The Community Energy Investment Roadmap (CEIR) identifies City and community-wide systems level actions and investments to achieve this updated target. CEIR identifies that, after reducing the need for energy and increasing energy efficiency, electrification of buildings is key to meeting our climate targets. Council directed the Public Service to implement CEIR in July 2022.
(c) The main objectives of the Energy audits are to:
(i) Reduce energy consumption at the community centre arenas through various methods including arena improvements, equipment upgrades, etc.
(ii) Reduce building utility costs.
(iii)     Reduce existing peak electricity demand.
(iv)     Identify strategies to move to low carbon energy sources. In Manitoba this means moving 
from fossil fuel usage to electricity.
(d)   The Consultant is to perform an ASHRAE level 2 energy audit. The following is to be included:
(i)     Facility description including, schedules, energy sources and comfort or health concerns 
including indoor environmental quality (IEQ) deficiencies.
(ii)     Descriptive information for the following components, but not limited to:
(iii)     Building envelope
(iv)     Overall enclosure tightness
(v)     HVAC
(vi)     Domestic hot water
(vii)     Lighting (interior and exterior)
(viii)     Plug loads
(ix)     Monthly and annual utility data; a minimum of 12 months is required, however ideally 2-3 
years of data should be analyzed.
(x)     Utility rate information
(xi)     Annual Energy Use Intensity and Energy Cost Index
(xii)     Energy End-Use Breakdown
(xiii)     Benchmarking
(xiv)     Report Low-Cost and No-Cost recommendations
(xv)     Report potential capital Energy Efficiency Measure (EEM) recommendations; present a 
summary of the implementation cost for each measure, the approximate measure life, the simple 
payback period in years and the simple Return on Investment (ROI). The payback and ROI should 
include 2% escalation on both electricity and natural gas along with carbon tax with a continuation 
of $170/tonne of CO2  beyond the year 2030.
(xvi)     Potential energy and carbon reduction incentives and grants from corporations such as 
Efficiency Manitoba and the Green Municipal Fund etc.
(e)   Efficiency Manitoba offer financial incentives and technical support for building owners that 
complete ASHRAE Level 2 or 3 audits for eligible commercial buildings: 
https://efficiencymb.ca/business/commercial-energy-audit-program/. Where possible, please take 
advantage of the Efficiency Energy Audit Program, however, please note that the energy auditor has 
to be a pre-qualified Consultant and the application must be approved prior to on-site assessment 
work.
(f)    The City will provide a minimum of 1 year, up to 3 years of energy, demand and cost data 
along with the Manitoba Hydro rate each facility falls under to the selected consultant.
(g)   It is understood that currently, electricity costs more than natural gas. The City 
acknowledges that transitioning to electricity may result in increased utility costs, however, the 
City is keen on exploring electrification options that leverage a coefficient of performance (COP) 
higher than 1 for applicable applications.

D3.8        The funds available for this Contract are $450,000.00 (MRST included, GST extra).






 

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